I run a full time flipping business, right now i am able to do 2 homes at a time.

They all went out of business , the good ones don’t want to manage small properties . 

LTV & CreditEliminate the emotion and treat this like the business it is.In my opinion it does not matter who the borrower is as long as they have a track record of ATR (Credit)And I feel comfortable with the leverage (LTV)

These policies have been to the detriment of small businesses, the self employed and to large extent  true GDP producers.

Michelle Wang,With all due respect, you should make plans to be in another business once you're out of Real Estate Investing (Residential, Income Property).There are Members of our MassRealEstate dot net Association that come crying to me about similar situations as yours i.e.

I’ve worked with several first-time investors, including out-of-state buyers like yourself, and it’s 100% possible to build a successful short-term rental (STR) business even when you’re managing remotely.

What's a good IRR for this multi unit retail business?

I'm currently working with an estate planning attorney and she said she said we could put the LLC in the Trust but said she was not the best person to advise on the pros and cons of that and that we should talk to a business law attorney.

I also co-own a rental property in AR with my business partner.

Those things won't matter if your business crushes it.